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Property profile & analytics
OFF-MARKET
Estimated value
$17,405,000
Assisted living facilities
1445 Willis Rd Gilbert, AZ 85297-7352
Entity Owned
4-yr Hold
~
Est. High Equity
Property ID
US07-2444661
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
2015
Construction
STEEL FRAME
Total area
62,084 SF
Lot
5.14 ac (223,884 SF)
Zoning code
R-3
APN
304-54-093
UPID
US07-2444661
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Implied cap rate, NOI & suggested price
Cap vs submarket · NOI estimate · 3 price anchors
Current use
Occupant on record · Public records
-
Sky Ridge Nursing Home Retirement Community
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$13.83M
Blend (final)
Blend
$17.41M
Owner & transaction history
Gilbert I Msl LLC · 4 yrs held
Gilbert I Msl LLC
since 2022
Last sale
$17.5M
2 recorded transactions
Zoning & alternative use
R-3 · Gilbert, AZ
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$27.6M
+88.1%
Retail stores
$22.8M
+55.6%
Neighborhood: shopping center
$22.6M
+54.2%
Cap rate
Implied · in-place · derived from last sale + estimated NOI
Implied Cap rate
#1
Implied · in-place · NOI ÷ last sale
In-place · derived from last sale + estimated NOI
Cap rate, NOI & submarket benchmark
Implied cap rate vs Gilbert submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Gilbert submarket · NOI estimate · typical band, median & reading
Refine your cap rate
8-question underwriting flow
1.
Property current status — Going-In vs Stabilized
2.
Price for denominator — asking / offer / market
3.
Leasing status & lease structure (NNN / Gross)
4.
Tenant risk profile & vacancy assumption
5.
Upload T12 / rent roll / OM (optional)
Refine in 60 seconds, get exact suggested price
T12 upload · Submarket benchmarks · Sensitivity grid
Suggested price · 3 cap rate anchors
Income approach @ 5% / 7% / 9% — aggressive / typical / conservative
Suggested price at 5% / 7% / 9% cap
Aggressive / typical / conservative · Implied $/SF per anchor · Sensitivity grid
Suggested price at 5% / 7% / 9% cap
Aggressive / typical / conservative · implied $/SF · sensitivity
Value
AI, CAP & Alternative Use estimations · Realmo proprietary blendValue Estimations
Based on Realmo’s proprietary methodology
AI Approach
Method
Estimation
Statistic approach
$17,210,000
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING)
$14,650,000
Current use
AUTO REPAIR, GARAGE
$27,565,000
Change: +88% · Conversion: Difficult
RETAIL STORES
$22,790,000
Change: +56% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$22,595,000
Change: +54% · Conversion: Difficult
OFFICE BUILDING
$19,100,000
Change: +30% · Conversion: Difficult
MEDICAL BUILDING
$15,865,000
Change: +8% · Conversion: Difficult
Blend value · Realmo final
$17.41M
Range $15.66M – $19.15M · ±10% · vs last sale $17.50M (Feb 23 2022)
Last sale anchor
$17.50M
Feb 23 2022
Realmo estimate · informational only.
These numbers are calculated by our models from public records and may not reflect actual market value.
Not an appraisal.
Verify with a licensed appraiser before transacting. Realmo accepts no liability for divergence from real-world outcomes.
View the full estimation — every method, every assumption
Confidence drivers & risk notes · Custom comparable set · Free for first 3 / day
Full estimation methodology
Every method · every assumption · confidence drivers
Price per SF
Sale + rent benchmarks
Subject property
$280 / SF
Submarket sale & rent benchmarks
Median sale $/SF · Asking & closed rent · Submarket vacancy
Submarket sale & rent benchmarks
Median sale $/SF · asking & closed rent · submarket vacancy
Property tax & assessments
Tax year 2022Property tax & assessments
Tax year 2022
Tax billed
$72,014
Tax year 2022
Assessed value
$1,252,843
Assessed 2024
Previous assessed
$1,054,270
+18.8% YoY
Effective rate
5.75%
On assessed value
Land market value
$2,876,100
Improvement market value
$9,652,327
Total market value
$12,528,427
Applied tax rate
410,609.0000
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
Similar Nearby for Lease
Recent comparable sales
Sale price & price/SF · Sale date & distance · Adjustments & confidence
Recent comparable sales
Sale price & $/SF · sale date & distance · adjustments
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Status
Off-Market
Year built
2015
Construction
STEEL FRAME
Heating
NONE
Stories
1
Units
69
Total area
62,084 SF
Lot
5.14 ac (223,884 SF)
Zoning code
R-3
APN
304-54-093
UPID
US07-2444661
Jurisdiction
MARICOPA
Zoning & alternative use
R-3 · Gilbert, AZ
Zoning R-3 · permitted uses
R-3 · Gilbert, AZ
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Gilbert. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING) Current
Est. value
$14.7M
AUTO REPAIR, GARAGE
Est. value
$27.6M
RETAIL STORES
Est. value
$22.8M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$22.6M
OFFICE BUILDING
Est. value
$19.1M
MEDICAL BUILDING
Est. value
$15.9M
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING) Current
AUTO REPAIR, GARAGE
RETAIL STORES
NEIGHBORHOOD: SHOPPING CENTER
OFFICE BUILDING
MEDICAL BUILDING
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Alternative use deep dive
Conversion cost · permit path · stabilized NOI per option
Building & site characteristics
From public records
Year built
2015
Construction
STEEL FRAME
Heating
NONE
Stories
1
Units
69
Lot
5.14 ac
Current owner
From public records · entity-resolved
Gilbert I Msl LLC
Entity
Mailing address
4 PARK PLZ STE #1700, IRVINE, CA 92614-2559
Ownership since
2022
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
2 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Feb 23, 2022
$17,500,000
Gilbert I Msl LLC
Gilbert Al Partners LP
Special Warranty Deed
—
Oct 19, 2021
—
Gilbert Al Partners LP
—
Deed
related
$12,300,000 · Thorofare Asset Based Lending Reit Fund
Coming soon
Costs & Benchmarks
Operating expenses, capex projections, utility benchmarks, and submarket comparables — all in one view.
Coming soon
Risks
Flood, climate, environmental, title, and tenant-concentration risk — surfaced with mitigations and source citations.
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